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No.Condition Text
1.The development to which this permission relates must be commenced not later than three years from the date of this permission. Reason:- To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2.The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans and Arboricultural Report and Impact Assessement (as set out on page one of this decision notice). Reason:- The Local Planning Authority consider it essential that the whole of the development is carried out and that no departure whatsoever is made from the details approved, since the development would not necessarily be acceptable if partly carried out or carried out differently in any degree from the details submitted.
3.The flat roof area of the rear ground floor other than the area specified as balcony, hereby permitted shall not be used as a balcony, roof garden or similar amenity area without the grant of further specific permission from the Local Planning Authority. Reason:- In the interests of the amenity of the occupiers of neighbouring dwelling.
4.The proposed development hereby approved shall be constructed in accordance with the materials detailed under drawing no 2311-2 unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the appearance of the proposed development will harmonise with the character of the surrounding area.
5.All hard surfaces hereby approved as part of the development (including any sub-base) shall be made of porous materials or provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the application site. Reason: In order to ensure no water run-off from the hard surface which would contribute to risk of flooding.
6.All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works, including any works of demolition; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays/Public Holidays. Reason: To protect residential amenity.
7.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no extension or enlargement (including additions to roofs) and front boundary treatment shall be made to the dwellinghouse hereby permitted without the express permission in writing of the Local Planning Authority. Reason: In the interests of amenity and good design and to enable the Local Planning Authority to retain control over future development having regard to the amount and extent of development approved.
8.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no window or other opening (other than those shown on the submitted and approved plan,) shall be formed in the flank wall(s) of the building(s) hereby permitted, unless specific permission under the provisions of the Town and Country Planning Act 1990 has first been sought and obtained in writing from the Local Planning Authority. Reason: In order to ensure a satisfactory development that will not result in any loss of privacy or damage to the environment of neighbouring properties which exist or may be proposed in the future.
9.The dwelling hereby approved shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Reason: In order to comply with Policy 7 of the Havering Local Plan and Policy D7 of the London Plan.
10.The dwelling hereby approved shall comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency. Reason: In order to comply with Policy SI 5 of the London Plan..
11.The proposed windows located in the flank wall of the first floor of the dwellings shall be permanently glazed with obscure glass not less than Level 4 on the standard scale of obscurity and shall thereafter be maintained and opening only 1.7m above floor level and thereafter maintained, with the exception of any top hung fanlights. Reason:- In the interests of privacy.
12.The proposal incorporates 170sqm (333.78sqm proposed - 163.35sqm existing) of additional floor space for a new residential dwelling and is liable for Havering and Mayoral CIL. The Mayoral CIL levy rate for Havering is £25/sqm and is chargeable for each additional square metre of residential gross internal floor space. Havering's CIL charging rate for residential is (£125.76/sq.m (Zone A) for each additional square metre of residential gross internal floor space. The proposal is subject to £4,250 of Mayoral CIL and £21,379 of Havering CIL. All charges subject to indexation.
13.Changes to the public highway (including permanent or temporary access) - Planning approval does not constitute approval for changes to the public highway. Highway Authority approval will only be given after suitable details have been submitted considered and agreed. If new or amended access is required (whether temporary or permanent), there may be a requirement for the diversion or protection of third party utility plant or highway authority assets and it is recommended that early involvement with the relevant statutory undertaker takes place. The applicant must contact Engineering Services on 01708 433751 to discuss the scheme and commence the relevant highway approvals process. Please note that unauthorised work on the highway is an offence. Highway legislation - The developer (including their representatives and contractors) is advised that planning consent does not discharge the requirements of the New Roads and Street Works Act 1991 and the Traffic Management Act 2004. Formal notifications and approval will be needed for any highway works (including temporary works of any nature) required during the construction of the development. Please note that unauthorised work on the highway is an offence. Temporary use of the public highway - The developer is advised that if construction materials are proposed to be kept on the highway during construction works then they will need to apply for a licence from the Council. If the developer required scaffolding, hoarding or mobile cranes to be used on the highway, a licence is required and Street Management should be contacted to make the necessary arrangements. Please note that unauthorised use of the highway for construction works is an offence. Surface water management - The developer is advised that surface water from the development in both its temporary and permanent states should not be discharged onto the highway. Failure to prevent such is an offence.
14.Precautionary advice for birds Birds are legally protected during the breeding season and need to be considered in respect of any impact from the proposed work. Work involving vegetation clearance must take place outside the optimum breeding season (March to August inclusive), unless it can be confirmed there are no breeding birds in the proposed work area. Note that birds frequently nest outside of the optimum period, particularly during spells of milder weather. It should never be assumed work can always take place without prior investigation. Birds generally tend to nest in dense shrub beds and mature trees. Where such vegetation may be affected by the proposed work it will require inspection for nesting birds. For example, but not exclusively, blackbird, dunnock, robin, blue and great tit, pigeons, magpies and crows. When reinstating vegetation and hardstand following building, install permeable surfaces, water butts and rain gardens. Plant a diverse mix of trees, shrubs and herbaceous plants that are of high wildlife value to pollinating insects. Many non-native formal shrubs are great for wildlife, but avoid invasive varieties for example buddleia, cotoneaster and periwinkle among others. If possible install a pond - these are one of the most beneficial wildlife features to have in a garden.
15.Statement Required by Article 35(2) of the Town and Country Planning (Development Management) Order 2015: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraph 38 of the National Planning Policy Framework.